What to Expect - Getting Ready for Your Inspection
Please ensure that you have signed the inspection agreement by noon prior to the day of the inspection. Payment is also required prior to the inspection, if you’d like to pay with cash at the time of inspection, that is fine, and you can reply to the email address I provide (note: do not simply reply to the system generated email, as I will not see this.I provide a direct contact email in all of my notices that you can use to contact me directly) to let me know. (unfortunately personal checks are no longer accepted).
If the home is vacant I recommend confirming with your realtor that the water, power, and gas is on. As well as confirming that all shut off valves and/or breakers are in the on position, as my insurance does not let me activate and shut down items or appliances.
If the home is occupied I recommend consulting with your realtor and/or the seller(s) to ensure that the attic is accessible with any personal belongings removed from access locations. Personal belongings should also be removed from areas surrounding major appliances (HVAC and Water Heaters), crawl space accesses, electrical panels, etc. If personal belongings are present in these areas at the time of inspection, these items and areas will be inspected as best I can from visible portions, as personal items are not moved for the sake of accessibility.
There is language available that can be used as an addendum to your purchase contract that will ensure this is done. The language is as follows: A. In addition to Seller’s obligation under this agreement to have all utilities, services, and other items operational during all inspections, Seller will also ensure that the crawl space, garage, and/or attic areas will be accessible and free of debris and/or personal articles. B. If anything is unable to be tested and/or inspected during any of the inspections because Seller did not have the utility services and other items operational, and as a result Buyer’s inspections that were paid for by buyer were unable to be performed, then Seller agrees to ensure that the utility services and other items will be operational during any follow up inspections, and the Seller will pay for any and all fees incurred by buyer in order to have the non-functioning items re-inspected.
You’ll receive a reminder email the day prior to your inspection
Home inspections are scheduled for either 8:30am or 1:30pm each day.
You are encouraged to attend the inspection for a recap on the deficiencies found with the home. I just ask that you please save any questions for the beginning or end of the inspection as I have a routine and system I conduct on every home, and must concentrate to ensure I’m able to look over everything thoroughly.
If significant or costly deficiencies are found in the first hour of the inspection, I will alert you and give you the option to stop the inspection for a $100 discount off of the inspection fee. After the first hour, if the inspection is stopped, the full fee will be charged.
Inspections typically last between 2.5 – 4 hours based on the age, size, and condition of the home.
In most cases (barring system complications, etc.) you will receive the inspection report the evening of the inspection by email. In this email there will also be a link to the invoice for your records. The software I use to prepare inspection reports has several tools available to help you communicate with your realtor as to what you would like to do. A “Repair Request” builder can be used by selecting the “Report tools” button at the top right of the report.
The inspection report will contain a lot of information, and typically consists of 65-90 pages and well over one hundred photos and diagrams. I provide this much information, not in an attempt to overwhelm you, but to give you as much information about your potential home that I possibly can. It is not uncommon for me to find 30 or more defects with a home.
Lastly, I’m available to answer any questions you may have about information in the inspection report or about your home after moving in.